| Conditions or Reasons: | 7)
No development shall commence until a landscaping scheme, in accordance with the CSA Environmental Landscape Strategy Plan no. CSA/6203/100 rev C, to include all hard and soft landscaping and boundary treatments and a scheme for landscape maintenance for a period of five years following the implementation of the landscaping scheme have been submitted to and approved in writing by the Local Planning Authority. The approved scheme shall be implemented by the end of the full planting season immediately following the completion and/or first use of any separate part of the development (a full planting season means the period from October to March). The trees, shrubs and grass shall subsequently be maintained in accordance with the approved landscape maintenance scheme and any which die or are destroyed during this period shall be replaced during the next planting season.
Reason: The details are required at pre-commencement stage to ensure the development is suitably landscaped in accordance with the Landscape Strategy Plan, in the interests of visual amenity and achieving a high-quality living environment. |
9)
A Landscape and Ecological Management Plan (LEMP) shall be submitted to, and approved in writing by, the Local Planning Authority prior to the commencement of the development. The content of the LEMP shall include the following:
Description and evaluation of features to be managed.
Ecological trends and constraints on site that might influence management.
Aims and objectives of management.
Appropriate management options for achieving aims and objectives.
Prescriptions for management actions.
Preparation of a work schedule (including an annual work plan capable of being rolled forward over a five-year period).
Details of the body or organization responsible for implementation of the plan.
Ongoing monitoring and remedial measures.
The LEMP shall also include details of the legal and funding mechanism(s) by which the long-term implementation of the plan will be secured by the developer with the management body(ies) responsible for its delivery. The plan shall also set out (where the results from monitoring show that conservation aims and objectives of the LEMP are not being met) how contingencies and/or remedial action will be identified, agreed and implemented so that the development still delivers the fully functioning biodiversity objectives of the originally approved scheme. The approved plan will be implemented in accordance with the approved details.
Reason: The details are required at pre-commencement stage to ensure development is ecologically sensitive and secures biodiversity enhancements in accordance with the National Planning Policy Framework. |
10)
No development shall take place (including demolition, ground works, vegetation clearance) until a Construction Environmental Management Plan (CEMP: Biodiversity) has been submitted to and approved in writing by the Local Planning Authority. The CEMP (Biodiversity) shall include the following:
Risk assessment of potentially damaging construction activities.
Identification of 'biodiversity protection zones'.
Practical measures (both physical measures and sensitive working practices) to avoid or reduce impacts during construction (may be provided as a set of method statements).
The location and timing of sensitive works to harm to biodiversity features.
The times during construction when specialist ecologists need to be present on site to oversee works.
Responsible persons and lines of communication.
The role and responsibilities on site of an ecological clerk of works (ECoW) or similarly competent person.
Use of protective fences, exclusion barriers and warning signs.
The approved CEMP shall be adhered to and implemented throughout the construction period strictly in accordance with the approved details, unless otherwise agreed in writing by the Local Planning Authority.
Reason: The details are required at pre-commencement stage to ensure development is ecologically sensitive and secures biodiversity enhancements in accordance with the National Planning Policy Framework. |
15)
The development hereby permitted shall not begin until a scheme to deal with contamination of land/ground gas/controlled waters has been submitted to and approved in writing by the local planning authority. The scheme shall include all of the following measures, unless the local planning authority dispenses with any such requirement specifically in writing:
A Phase I site investigation report carried out by a competent person to include a desk study, site walkover, the production of a site conceptual model and a human health and environmental risk assessment, undertaken in accordance with BS 10175: 2011 Investigation of Potentially Contaminated Sites Code of Practice.
A Phase II intrusive investigation report detailing all investigative works and sampling on site, together with the results of the analysis, undertaken in accordance with BS 10175:2011 Investigation of Potentially Contaminated Sites Code of Practice. The report shall include a detailed quantitative human health and environmental risk assessment.
A remediation scheme detailing how the remediation will be undertaken, what methods will be used and what is to be achieved. A clear end point of the remediation shall be stated, and how this will be validated. Any ongoing monitoring shall also be determined.
If during the works contamination is encountered which has not previously been identified, then the additional contamination shall be fully assessed in an appropriate remediation scheme which shall be submitted to and approved in writing by the local planning authority.
A validation report detailing the proposed remediation works and quality assurance certificates to show that the works have been carried out in full accordance with the approved methodology shall be submitted prior to first occupation of the development. Details of any post-remedial sampling and analysis to demonstrate that the site has achieved the required clean-up criteria shall be included, together with the necessary documentation detailing what waste materials have been removed from the site.
Reason: The details are required at pre-commencement stage to minimise and prevent pollution of the land and the water environment and in accordance with national planning policy guidance set out in section 11 of the National Planning Policy Framework, and in order to protect human health and the environment |
19)
Prior to any development commencing above slab level, full details of the design, layout and capacity of the ancillary fuel store shall be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in full accordance with the approved details.
Reason: To ensure a satisfactory standard of development and to comply with the objectives of Policy HQ1 of the Central Bedfordshire Local Plan (2021). |
20)
No above ground development shall take place until details of a Public Art Scheme for the public realm area of the development shall be submitted to and approved in writing by the Local Planning Authority.
The Public Art Scheme shall include:
Brief for involvement of artists, site context, background to development, suitable themes and opportunities for public art
Management - who will administer the commission and contact details.
Time scales / programme
Method of commissioning artists / artisans, means of contact, selection process / selection panel and draft contract for appointment of artists
Community engagement to be undertaken by artists.
Funding - budgets and administration.
Future care and maintenance.
The approved Public Art Scheme shall be implemented in full accordance with the programme approved as part thereof, before the development is first occupied
Reason: In the interests of visual amenity, promoting local distinctiveness and creating a sense of place, in accordance with Policy HQ7 of the Central Bedfordshire Local Plan (2021) |
21)
No above ground development shall take place until a scheme has been submitted to and approved in writing by the Local Planning Authority for the provision of fire hydrants at the development. Prior to the first occupation of the building(s) the fire hydrant(s) serving that development shall be installed as approved. Thereafter the fire hydrant(s) shall be retained as approved in perpetuity.
Reason: In the interests of fire safety and providing safe and accessible developments. (Section 7, NPPF) |
25)
No development shall take place, including any works of demolition, until a Construction Traffic Management Plan, associated with the development of the site, has been submitted (as numerically below) and approved in writing by the Local Planning Authority which will include information on:
The parking of construction operative vehicles
Loading and unloading of plant and materials used in the development
Storage of plant and materials used in the development
The erection and maintenance of security hoarding / scaffolding affecting the highway if required.
Wheel washing facilities
Measures on site to control the deposition of dirt / mud on surrounding roads during the development.
Footpath/footway/cycleway or road closures needed during the development period
Traffic management needed during the development period.
Times, routes and means of access and egress for construction traffic and delivery vehicles (including the import of materials and the removal of waste from the site) during the development of the site.
The approved Construction Management Plan associated with the development of the site shall be adhered to throughout the development process.
Reason: This condition is required prior to commencement of development to ensure that a satisfactory standard of development occurs throughout the construction phase and in the interests of highway and pedestrian safety in regard to the movement of construction vehicles. |
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